118 PTAC Properties Final Report 2015 08 24

Boy Scouts of America
617 E Golf Road
Arlington Heights, Il 60005
Attn: Mr. Scott Seibert - Director of Support Service
PATHWAY TO ADVENTURE PROPERTIES REPORT
August 24, 2015
revised
PURPOSE:
This report details the recommendations for future use made by the Outdoor Programs and
Properties Department following a field evaluation and subsequent research of the proposed
merged council’s properties. This study was undertaken at the request of Mr. Fred Wallace;
Assistant Regional Director; Central Region and Acting Scout Executive; Pathway to
Adventure Area Council (PTAC).
EXECUTIVE SUMMARY:
Our recommendation for the long term use and disposition of the council’s properties is as
follows:
Illinois Camps:
Camp Lakota: Divest or Downsize for weekend use only.
Adventure Camp (Rochelle): Continue and accelerate development as an area wide Cub
resident camp with full year (Fall, Winter, Spring) weekend use by all scouting programs.
Michigan Camps:
Frank S. Betz: Weekend use only. Downsize the footprint to a minimum of fixed assets to
reduce overhead. Dining Hall, Waterfront and Campsites should suffice. Cubs from Illinois
should be directed to Adventure Camp in Rochelle. Cubs from Indiana and Michigan should
be directed to Rota-Kiwan in Kalamazoo. While packs are free to choose where they camp,
this should be the message communicated by the new council as changes are announced.
Owasippe: Downsize footprint to accommodate one Scout Resident Camp at Camp
Wolverine that assures that along with Napowan, there is sufficient capacity to support all
Chicago Scouts in a resident camp environment. Rest Camp Blackhawk for conservation
purposes.
Continue to renovate Camp Reneker on a “build/ renovate - as - you earn” basis.
Wisconsin Camps:
Napowan Scout Reservation: Continued use as a Scout Resident Camp.
Mach-Kin-O-Siew: Divest and use the proceeds to develop Adventure Camp (Rochelle).
Shin-Go-Beek: Divest and use the proceeds to develop Adventure Camp (Rochelle).
This represents a long term strategic outlook. The tactical steps to accomplish the Council’s
strategic goals should be developed after the Board adopts a plan. The Outdoor Programs and
Properties Team can assist the Council in this effort.
The net unadjusted loss from PTAC camping operations, including the Joint Venture, is
approximately $59,000 which is understated by the general administrative costs, depreciation
and allocated professional salaries.
The details that support our recommendations follow:
PROJECT TEAM: The project team is comprised of:
John Beebe (V) – National Properties Committee Member
Keith Christopher (P) - Outdoor Programs/Properties Department Manager; National Director,
Sea Scouts BSA; General Services Group
Dave Cornell; AIA, REP (P) – Project Architect; Outdoor Programs/Properties Department
Rob Kolb (P) – Sr. Program Administration Specialist; Outdoor Programs/Properties
Department
John Makowski (V) – V.P. Properties, Pathway To Adventure Council
Frank Reigelman (P) - Director of Outdoor Adventures; Michigan Crossroads Council
John Stewart R.E.P.A., P.M.P. (P) – Consulting Engineer; Outdoor Programs/Properties
Department; Project Manager – Chicago Project
METHODOLOGY:
The methodology used to evaluate the camp properties involved a combination of the 2012
Michigan Report, the 2013 Wisconsin Study and financial results of each camp. All are
appended to this document. The purpose of the Michigan Report was very similar to this
exercise in that the end result was to devise a strategy for the use and disposition of camping
properties in the consolidated council. Nineteen criteria (copy in appendix) that define a good
camping property were developed and the properties in the study were measured against that
criteria. A numerical score was determined according to how the property measured up to the
criteria.
The properties represented in this report were evaluated in the same manner and this method
carried much of the weight of our recommendations.
The 2013 Wisconsin Study looked at the Quality and Programmatic variety of the resident
camps found in the State of Wisconsin plus two of Rockford’s (Blackhawk Council) properties
located in Northern Illinois. In that study, exceptional standards in the areas of Staffing, Program
Equipment, Facilities and Program Depth were established and through observation and
interview, each camp’s program were measured. Variety was a simple tabulation of all of the
activities that were available and in use during the program period. The Quality / Variety
relationship was used as a descriptor of the camp and the results were published. The purpose
of the Wisconsin study was to provide objective information about the BSA camping market in
terms of competition in Wisconsin plus the Blackhawk Council.
This methodology was employed to inform the team’s recommendation. Two camps, Lakota
and Adventure camp were not in session. This is very telling given the date of the visit, which is
in the middle of camping season.
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The Pathway to Adventure Camps located in Wisconsin were not visited in 2015 by the Outdoor
Programs and Properties Department. This report relies on the information obtained in 2013 and
prior studies. This was agreed and accepted as a condition for completing the report within the
requested timeframe.
The financial results of the summer program and full year programs were used to inform the
recommendations of the team. Good financial results are viewed as an outcome of good quality
and variety on a highly suitable property and a sustainable camping program.
The underlying assumption of this methodology is that the intrinsic value of a property to the
current and potential needs of the Boy Scout Outdoor Program is immutable. Given time,
program and financial results can be developed and improved. The latter elements speak more
to the tactics employed to meet strategic goals heavily influenced by the former (the intrinsic
value). The reader is urged to read the nineteen criteria and their definitions.
OBSERVATIONS AND FINDINGS:
Summarized findings are as follows:
Property Score (Michigan method):
The property score is based on 19 criteria for a desirable camping property. The criteria and
definitions can be found in the appendix of this report.
Property Score
750
700
650
600
550
500
450
400
350
300
250
200
150
100
50
0
Camps Wolverine and Blackhawk scored
the highest.
Rota-Kiwan, a Michigan Crossroads
Council property located in Kalamazoo,
was also scored for comparative purposes.
This criteria carries the most weight in our
recommendations. Program and variety
Program Quality Score
75
A
65
B
55
C
45
35
can both be improved over time, but the
intrinsic value of a property does not.
D
25
F
15
Not
Observed
Family
Camp
Not
Observed
Quality and Variety: (Wisconsin method)
The quality survey focuses on four critical
elements of the outdoor program, Staff,
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Program Equipment, Facilities and Depth of Program.
We believed that when the quality of these four elements are high, a quality program results.
Data was gathered through observation and interview by the project team. The results were
scored and are presented here. The score reflects the average of all of the programs observed
within the camp. Two of the camps, Lakota and Adventure Camp were not running program on
the week of the assessment due to a lack of attendance for this season.
When supported by a focus on quality, the addition of a variety of program options adds to the
appeal of the camping experience. Measuring how much variety a camp has can be a simple
matter of tabulating and scoring the options. In this system, points are awarded for operating
activities. The wider the selection of activities, the more points the program receives, as shown
here:
In this study, we measured the variety for
Cubs and Boy Scouts separately. It is
common to find the Cub program ranked
lower than the Boy Scout program in terms of
variety due to our age appropriate guidelines.
However, this need not be the case. New
and interesting activities can and should be
developed to enrich the Cub and Webelos
outdoor experience.
Program Variety Score (Scouts)
A
B
C
To get an A-F grade, the camps were compared
to each other with the highest scoring camp
being an “A” and the lowest scoring camp being
an “F”. This worked out well. On observation
Rota-Kiwan does have significant variety in their
program offerings and the Adventure Camp in
Rochelle is still largely undeveloped.
D
450
400
350
300
250
200
150
100
F
50
0
Financial Performance:
It was difficult to get a true comparison between properties of the financial picture due to the
varying accounting practices of the predecessor councils. At best we provide in this report a
qualified picture.
Data was recorded from the Council’s operating statement for the camps. Summer and full year
cost centers were added together to get an idea as to how the property is performing financially.
In the case of Owasippe, there was a standalone administrative cost center that was pro-rated
into Blackhawk and Wolverine on the basis of attendance.
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An adjusted financial result is also shown. The data was extracted from PeopleSoft after all of
the project codes for the camp were linked. The program adds in 15% General and
Administrative costs that have been absorbed by the council. Thus, the profits and losses
shown in the adjusted column are a little closer to the true financial picture. Not included are
depreciation and pro-rated professional salaries for work associated with the camps.
Camps
2014 Financial Results (2)
2014 Financial Results (adjusted) (3)
Income
Expense
Net
Income
Expense
Net
Camp Lakota
$62,004
$122,526
($60,522)
$62,814
$176,280 ($113,466)
Camp Frank S. Betz
$65,323
$82,538
($17,215)
$52,413
$96,306 ($43,893)
Wolverine (Owasippi) (1) $313,379
$316,576
($3,197)
$296,935
$255,898
$41,037
Blackhawk (Owasippi) (1) $553,689
$551,851
$1,838
$525,676
$460,578
$65,098
Reneker (Owasippi)
$45,300
$44,425
$875
$47,520
$53,309
($5,789)
Napowan S.R.
$542,830
$396,372
$146,458
$572,911
$490,266
$82,645
Mach-Kin-O-Siew
$76,539
$79,895
($3,356)
$82,959
$97,652 ($14,693)
Shin-Go-Beck
$75,486
$120,179
($44,693)
$87,689
$142,570 ($54,881)
Adventure Camp (J.V.)
$47,715
$127,314
($79,599)
Rota-Kiwan
2014
Attendance
869
568
944
1652
604
1685
300
245
Not Available
Not Available
Notes:
(1) Full year administration costs were prorated based on attendance and added back into the Income and expense totals
(2) Source: Detailed budgert analysis report. Operating Fund
(3) Source: PeopleSoft NCAP module
Therefore, the figures reflected above are fairly conservative, i.e. true surpluses are probably
not as high and true losses are greater than shown. Also, approximately $100,000 of Owasippe
administrative expense is not reflected in the adjusted surplus. Thus, its surplus stated in the
adjusted numbers is overstated.
The capital needs over the next 5-7 years for the camps that we recommend be retained are
shown below:
Property
Capital Needed
Owasippe Scout Reservation
Betz
Adventure Camp
Napowan
Total Needs
$
$
$
$
$
5,450,000
300,000
5,020,000
1,000,000
11,770,000
DISCUSSION:
Illinois Camps:
Camp Lakota: This property can be characterized by a low property score, lack of variety in
programming and ongoing financial losses. It is relatively small in as much as a significant
portion of the land is wetlands. This feature splits the developable and usable land into two
sections making transit between them very challenging to small legs (Cubs) due to the
distances involved. Additionally, the wetlands generate a large mosquito population.
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There is no dining hall, per se. Food service is offered through a small kitchen which limits
growth. Seating is currently outside under a circus tent. The camp sites are primitive and do not
have electricity or water in them. Existing buildings are in fair to poor shape.
In 2015, a significant segment of the resident camping customers are the Latter Day Saints
Girl’s Camping Program. Thus, the council is underwriting the LDS program with its losses.
The “new” pool is 5 years old and very nice. However, it is a sunk cost and should not be
considered in the development of future plansi. The programs offered at this location could be
moved to another location with a marked increase in quality.
We recommend disposal of this property as it is programmatically redundant and would be cost
prohibitive to fix. Note however that the location of this camp will command agricultural level
real estate prices which will be low.
Adventure Camp (Rochelle):
This is a joint venture between the Pathway to Adventure Council and Three Fires Council (St.
Charles). The initial intent to open this property was to do so with enough program and facilities
to create “sizzle” for those experiencing the property for the first time. For a myriad of reasons,
this did not happen.
Our observations place the intrinsic value of the property very high while variety and program
quality are understandably very low. This property is judged to have a very high potential as a
multi-council destination for Cub and Webelos resident camping and weekend events. What is
lacking is program and continued, but smart investment. With only one employee in the joint
venture, there does not seem to be enough support and resources to create and build
momentum resulting in a sustainable and excellent outdoor experience for our youth.
Continued operation without fundamental change in leadership and governance is judged to be
unsustainable.
We recommend that this property be retained and used primarily as a Cub resident camp with
weekend use serving other programs. Additional capital expenditures will be required to provide
enough programmatic support to make the location a “destination”. The initial vision/ mission
and master plan for the property should be re-visited and confirmed or changed by the new
council. The Outdoor Programs and Properties team stands ready to assist in this effort.
Wisconsin Camps: (From the 2013 Report)
Shin-Go-Beek: This property is a typical resident camping property, but it is in generally poor
condition, and camp attendance is low. Twelve other BSA camps are within a 100-mile radius of
this property.
Camp Twin Lakes (Bay Lakes Council; which is currently up for sale) and Shin-Go-Beek share
Twin Lake and have adjacent property lines.
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Camp Shin-Go-Beek has shoreline access to this lake of 93 acres and about 13 feet in depth. It
is stocked with panfish, largemouth bass, and northern pike. Visitors can also access this lake
from a public boat landing.
Although Twin Lake’s fiveyear-average trophic state is
rated good, the lake is in an
advanced state of
sedimentation. The resulting
shallowness allows sunlight to
penetrate to the lake bottom,
causing an excess of
vegetation. It also appears
that private landowners along
the lakeshore have begun to
encroach on the camp
property.
The property offers three
weeks of Boy Scout camping
and two weeks for Cub Scouts,
although this property is very far from its council for Cub Scouts. It is approximately a 3 1/2-hour
drive from the council service center in LaGrange, IL.
The Scoutcraft area is a bright spot in the camp’s program. The Scoutcraft program area was
clean and organized, lashings were on display and were well done. The staff had experience
and depth.
2015 Update:
In 2014 the number of resident campers was only 214. Given the underutilization of this
property and the poor quality of the program offered, the resources absorbed by this operation
would be better targeted elsewhere. Additionally, the value of the underlying land, most notably
the lakefront, would be better utilized if it were converted to cash. There is sufficient capacity in
other camping properties to absorb this property’s campers.
We recommend the disposal of this property.
Mach-Kin-O-Siew: There are four other resident camps located within 25 miles of this property
and six within 50 miles. This property is located approximately 350 miles, about a 5 1/2 hour
drive, from Des Plaines, IL where the council service center is located.
The camp has shoreline on the 509-acre Lake Enterprise. It has a maximum depth of 27 feet.
Fish include muskie, panfish, largemouth bass, smallmouth bass, northern pike, and walleye.
The lake’s water clarity is low. There is non-Scout encroachment on this lake. Visitors have
access to the lake from public boat landings and from a public area or park within 1,000 feet of
the lake (state-owned islands).
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Two other lakes, Big and
Little Apple (or East and West
Apple), are on the property
and each is approximately 6
acres or less in size. Big
Apple has a maximum depth
of 23 feet and has panfish
and largemouth bass. The
lake’s water is moderately
clear. Little Apple is a 2-acre
lake of about 9 feet in depth,
and is stocked with panfish.
A CFET evaluation scored
the reservation at F+ for
facility brand impact.
Food service is by patrol method. There is no dining hall.
2015 Update:
In 2014 the number of resident campers was only 300. Given the underutilization of this
property, the poor quality of the program offered and the cost to bring the facilities up to
acceptable standards, the resources absorbed by this operation would be better targeted
elsewhere. Additionally, the value of the underlying land, most notably the lakefront, would be
better utilized if it were converted to cash. There is sufficient capacity in other camping
properties to absorb this property’s campers.
We recommend the disposal of this property.
Napowan: There are two resident camps in close proximity to Napowan: Twin Lakes (Bay
Lakes Council) is approximately 6 miles north, and Shin-Go-Beek (Des Plaines Valley Council)
is approximately 4 miles northeast. Two other camps are within 50 miles.
The camp has frontage on 52-acre Lake
Napowan which has a maximum depth of
18 feet. Fish include panfish, largemouth
bass, and northern pike. The lake water is
moderately clear. Visitors have access to
the lake from a public boat landing.
A second lake, Hills Lake, is 125 acres
and has a maximum depth of 22 feet. Fish
include panfish, largemouth bass, northern
pike, and walleye. The lake water is
moderately clear. Visitors have access to
the lake from a public boat landing.
2015 Update:
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In 2014 the number of resident campers was 1,685. This is a well-used and liked camping
property. The facilities rated a “C-“ in 2013 and the cost to improve the camp to a “B” level is on
the order of $1,000,000.
Of note is that a public road (24th. Avenue) runs through the middle of camp. This presents a
safety concern.
The dining hall is small, but a second, remote eating pavilion is in operation. Although there is
room to expand the camp’s capacity, any major plans for this will have to factor in a feeding
solution.
If there are plans for growth, venue capacity should also be considered.
We recommend retaining this property
Michigan Camps:
Camp Frank S. Betz: At 57 Acres and with a dining hall capacity of 225, this property is not
viable for resident camping on a long term basis if growth is a factor.
The camp is located on the shores of Lake Chapin, which is formed by the damming of the St.
Joseph River approximately 2 miles downriver from the camp. Although dammed, there is a
current that flows through the lake. The aquatics area sits on a point of land that juts into the
lake, placing it close to the prevailing current.
There is public access to the lake and there are a number of residences located on the far
shore. The far shore is only about 1,000 feet from the aquatics dock. Boating activity on
weekends is high.
Although the variety score for the Cub
program is low, the score for the Boy Scout
Program is good. One of the reasons for this
is the number of surrounding attractions that
can be accessed from the camp.
Cub resident campers who attend this camp
from Michigan and Northwestern Indiana
should be directed to Camp Rota-Kiwan
where they will find better facilities and
program at the expense of a little more travel
time. (40 miles northeast as the crow flies).
Resident campers from Northwest Indiana
and Illinois should be directed to the
Adventure Camp in Rochelle.
POSSIBLE REALIGNMENT
If camps Mach-Kin-O-Siew and
Shin-Go-Beek were closed, that
would add 545 campers to the mix.
Hopefully, there will be growth, so
the planning range should be
between 500-1000. Over a 5 week
season that equates to 100-200
campers per week, split between
Owasippe and Napowan. This
number could be easily absorbed,
but plans for capital investment
and replacement for future
sustainability will need to be
initiated.
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In the long term, the Rainbow Council has acquired land to build a Cub resident camp and when
that camp is built, it will provide a very convenient alternative.
We recommend retaining this property for weekend use and the removal of all non-essential
and mission critical buildings and facilities.
Owasippe Scout Reservation (Blackhawk, Wolverine and Reneker): This property has
plenty of land to grow on but it is a 4 hour drive from Chicago. The drive could easily be longer,
if traffic is heavy. This makes it competitive with Northern Wisconsin properties, but limits
weekend activities.
It is adjacent to Michigan Crossroad’s Gerber Scout Reservation. Recently, the two Councils
have begun to explore ways to cooperate with the intent to reduce operating costs and to
expand opportunities. This is highly encouraged and appears to be the most viable path going
forward for both Councils.
Owasippe suffers from an abundance of underutilized facilities, is taxed at a rate of
approximately $80,000 per year and owns all of the power distribution system inside its property
lines. The power distribution system is a major infrastructure element and a number of its
components are reaching or have reached the end of their useful life. This will be a significant
financial factor going forward.
Camp Blackhawk, the smaller of the two resident camps, is the most utilized with over 60% of
the scouts camping there. There is no hard data on this, but the camps popularity is likely due
to the dining hall and the superior aquatics area and lake. Camp Wolverine is fed via heater
stack delivered to the campsites by a remote kitchen located in the separate administrative
area.
Because of its popularity and the dense canopy covering the camping area, the ecology of the
camp sites has been greatly diminished. There is little room to expand in Blackhawk to provide
existing sites with a rest. The camp sites are virtually on top of each other and little screening, if
any is available. Wolverine on the other hand has plenty of land, but is poorly laid out and
disorganized. This could be fixed inexpensively and quickly.
We recommend that these two camps continue to be used as for resident camping and that
cooperative opportunities be further explored with Gerber Scout Reservation and the Michigan
Crossroads Council. The reservation as it is, has entirely too big a footprint and should be
scaled back by removing buildings and facilities that do not match development plans. In
addition, Wolverine and Blackhawk should be operated as one camp with aquatics only offered
at Blackhawk and all other programs and camping be offered at Wolverine with convenient and
frequent transportation provided between both.
Camp Reneker is highly utilized family camp, but even so it only camps 600 paying customers
per season. Clearly it is popular with a certain segment of the market and fills a niche within that
market. It is not known how big this market is and therefore, given a necessary focus on Cubs,
Boy Scouts and older youth programs, this property should be put on a pay-as-you-go basis
with annual surpluses put back into maintenance and depreciation funneled into replacement
capital. A major investment at this time “to expand the business” is not recommended and would
be a distraction and draw from the core business and strategic objectives of the council.
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Our recommendation is to retain and re-invest in Owasippe. However, the final decision falls to
the board.
Should the decision by the board on the disposition of its camping properties be to retain this
property, a task force should be immediately convened to develop the vision/ mission and
master plan for Owasippe. The Outdoor Programs and Properties Department stands as a
resource to the Council in the development of this much needed plan.
Final Note:
Our recommendations are based on our experience and expertise and as such, reflect a
business oriented opinion. We acknowledge that there are other considerations to be made to
reach a final disposition and that this will fall to others and their judgement. Regardless of the
outcome, we are prepared to continue to support the Pathway to Adventure Council as it moves
forward on this exciting journey.
This concludes this report and this first phase of this project. The report was written by John L.
Stewart and approved by the Project Team
CC:
i
John Beebe – Assessment Team
Dave Cornell – Assessment Team
Keith Christopher – Outdoor Programs and Properties Manager
John Green – Group Director of General Services
Rob Kolb – Assessment Team
John Makowski – Assessment Team
Al Lambert - Region Director Central Region
Jeffrey Stout – Central Region Operations Coordinator.
Fred Wallace - Assistant Regional Director; Central Region.
Acting Scout Executive; Pathway to Adventure Area Council
See “Why you should not factor sunk costs in a decision about a project” Appended
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